237 Jefferson St · West Memphis, AR 72301

$130,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 187 Days on market

Built 1964 $133/sqft · 60% above area

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look into this beautifully remodeled home with three bedrooms & 1.5 bath. This home is just what you want to establish homeownership; all bright and white with gorgeous, glossy porcelain tile throughout the entire home. Fresh paint throughout the entire home with all new appliances, HVAC and an electric stylist fireplace place! I mean, what more could an owner want or need? Give me a call or text to set up your showing today!

Key facts

• New appliances
• Electric fireplace
• Remodeled home

Tags

• REMODELED HOME
• GLOSSY PORCELAIN TILE
• NEW APPLIANCES
• ELECTRIC FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 6.9% in West Memphis — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 55/100 on livability (#413 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• West Memphis School District (suburban): math 16% / reading 15% proficiency, ranked #224 of 238 in AR (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Crittenden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crittenden County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $130k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (median comp): $81,173
• List price: $130,000
• Delta: 60.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Foxwood Cir	0.10mi	3/1.0	1,014 (+4%)	6mo	$139,500	$138	84
715 Foxwood St	0.15mi	3/1.0	1,038 (+6%)	1mo	$132,500	$128	82
902 Winchell St	0.09mi	3/1.5	850 (-13%)	1mo	$129,900	$153	72
901 Mimosa Dr	0.34mi	3/1.0	975 (0%)	24mo	$83,000	$85	64
522 Lois Marie Cv	0.71mi	3/2.0	1,004 (+3%)	7mo	$135,000	$134	52
400 Oxford St	0.47mi	3/1.0	1,090 (+12%)	9mo	$107,000	$98	50
512 Lois Marie Cv	0.68mi	2/1.0 (-1)	888 (-9%)	1mo	$100,000	$113	48
186 Anna Ln	0.57mi	2/1.0 (-1)	860 (-12%)	6mo	$108,000	$126	44
230 Anna Ln	0.54mi	2/1.0 (-1)	897 (-8%)	16mo	$89,900	$100	43
207 Anna Ln	0.54mi	3/1.5	1,088 (+12%)	23mo	$120,000	$110	35
705 Turtle Creek Cv	0.74mi	2/1.0 (-1)	1,108 (+14%)	12mo	$139,900	$126	28
—	0.66mi	2/1.0 (-1)	828 (-15%)	21mo	$85,000	$103	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,167
• Equity at exit: $19,383

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $38,125
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72301

• Active inventory: 136
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $413

Break-even live

Break-even rent $978

Max offer price $130,000

Occupancy floor 67%

Sensitivity live

Price	-10% $486	-5% $450	+0% $413	+5% $376	+10% $339
Rent	-10% $294	-5% $353	+0% $413	+5% $472	+10% $531
Rate	-1.0pp $478	-0.5pp $446	base $413	+0.5pp $379	+1.0pp $345

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 N Avalon St Unit Future applicants West Memphis, AR	2.0	2.0	1057	$1,500	$1.42	3d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $130,000 Active 187 DOM
2. 2026-06-18
   days on market $130,000 Active 184 DOM
3. 2026-06-17
   days on market $130,000 Active 183 DOM
4. 2026-06-16
   days on market $130,000 Active 182 DOM
5. 2026-06-15
   days on market $130,000 Active 181 DOM
6. 2026-06-13
   days on market $130,000 Active 179 DOM
7. 2026-06-10
   days on market $130,000 Active 176 DOM
8. 2026-06-09
   days on market $130,000 Active 175 DOM
9. 2026-06-08
   days on market $130,000 Active 174 DOM
10. 2026-06-07
    days on market $130,000 Active 173 DOM
11. 2026-06-03
    days on market $130,000 Active 169 DOM
12. 2026-06-02
    days on market $130,000 Active 168 DOM
13. 2026-06-01
    days on market $130,000 Active 167 DOM
14. 2026-05-31
    days on market $130,000 Active 166 DOM
15. 2026-04-16
    price $130,000 442-char remark

    Show marketing remark (442 chars)

    Take a look into this beautifully remodeled home with three bedrooms & 1.5 bath. This home is just what you want to establish homeownership; all bright and white with gorgeous, glossy porcelain tile throughout the entire home. Fresh paint throughout the entire home with all new appliances, HVAC and an electric stylist fireplace place! I mean, what more could an owner want or need? Give me a call or text to set up your showing today!

16. 2025-12-16
    price $139,900

    Show marketing remark (442 chars)

    Take a look into this beautifully remodeled home with three bedrooms & 1.5 bath. This home is just what you want to establish homeownership; all bright and white with gorgeous, glossy porcelain tile throughout the entire home. Fresh paint throughout the entire home with all new appliances, HVAC and an electric stylist fireplace place! I mean, what more could an owner want or need? Give me a call or text to set up your showing today!

17. 2025-12-16
    listed $139,900 Active 442-char remark

    Show marketing remark (442 chars)

    Take a look into this beautifully remodeled home with three bedrooms & 1.5 bath. This home is just what you want to establish homeownership; all bright and white with gorgeous, glossy porcelain tile throughout the entire home. Fresh paint throughout the entire home with all new appliances, HVAC and an electric stylist fireplace place! I mean, what more could an owner want or need? Give me a call or text to set up your showing today!

18. 2025-05-19
    listed $119,900 Active
19. 1996-08-28
    soldstatus $36,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $436 · $36/mo
• Projected year-2 tax: $832 · $69/mo
• Expected delta: +$396/yr (+$33/mo · 90.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$7,282
• − Property taxes: −$436
• − Insurance: −$650
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,782
• Taxable income: $2,970
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $4,240/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Memphis School District
• NCES district ID: 0508040
• Math proficiency: 16% ▼ -14.00%
• Reading proficiency: 15% ▼ -14.00%
• Median HH income: $29,382
• Composite: 12.22/100
• National rank: #9647
• State rank: #224 of 238 in AR

Livability — West Memphis

• Score: 55/100
• State rank: #413
• US rank: #23638

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Memphis, AR
• City population: 24,182
• Population (ZIP): 24,182

Population outlook (Crittenden County) Hauer SSP2

• Today (2025): 45,254 people
• By 2030: 42,953 · -5.1%
• By 2040: 38,235 · -15.5%
• By 2050: 33,670 · -25.6%
• By 2075: 24,315 · -46.3%
• By 2100: 17,173 · -62.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crittenden

• 2024 margin: Toss-up / Even · D 50.1% · R 47.9% · Other 2.0%
• 2008→2024 swing: -12.4pp toward R · 2008: 14.7pp · 2024: 2.3pp
• All cycles: 2024: D+2.3 2020: D+7.2 2016: D+9.0 2012: D+18.7 2008: D+14.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.63%
• Current HPI: 182.7665
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+261.1% since first listed

5 events — show timeline

• 2026-04-16 Price Changed $130,000 EARA
• 2025-12-16 Price Changed $139,900 EARA
• 2025-12-16 Listed $139,900 EARA
• 2025-05-19 Listed $119,900 EARA
• 1996-08-28 Sold (Public Records) $36,000 Public Records

Property tax history

+26.5%/yr

Latest (2025): $436 · +9.9% YoY. Source: county tax records.